Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Grocery and convenience stores
16135 Western Ave Gardena, CA 90247-3709
Trust Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7512903
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1955
Construction
TILT-UP CONCRETE
Total area
4,140 SF
Lot
0.4 ac (17,545 SF)
Zoning code
GAP
APN
4066-012-027
UPID
US09-7512903
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Amazon Locker - Extinction Postal Service Courier Service
-
Western Super Market Grocery & Convenience Store
-
Carniceria El Novillo J.J.S Meat Market Take-out & Catering Butcher
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$883k
Blend (final)
Blend
$810k
Owner & transaction history
Lee,andrew C Family Trust · 12 yrs held
Lee,andrew C Family Trust
since 2013
5 recorded transactions
Zoning & alternative use
GAP · Gardena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+36.5%
Commercial (general)
$1.3M
+36.4%
Warehouse, storage
$1.2M
+20.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Gardena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gardena submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$970,000
Current use
OFFICE BUILDING
$1,325,000
Change: +36% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,325,000
Change: +36% · Conversion: Easy
WAREHOUSE, STORAGE
$1,165,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$196 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$10,432
Tax year 2024
Assessed value
$695,748
Assessed 2024
Previous assessed
$695,748
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$425,971
Assessed improvement
$269,777
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,140 SF
Lot
0.4 ac (17,545 SF)
Zoning code
GAP
APN
4066-012-027
UPID
US09-7512903
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GAP · Gardena, CAZoning GAP · permitted uses
GAP · Gardena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$970,000
OFFICE BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1955
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Lee,andrew C Family Trust
Trust
Free & Clear · 12 yrs held
Mailing address
3200 LA ROTONDA DR UNIT #312, RANCHO PALOS VERDES, CA 90275-6151
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2013
—
Lee,andrew C Family Trust
Lee,andrew C
Quit Claim Deed
related
—
Aug 20, 2002
$830,000
Andrew C Lee
Kim,tr
Grant Deed
$560,000 · Nara Bank
Mar 24, 1999
$630,000
Kim Trust
Nakatsu,tokiyoshi & Faye F
Grant Deed
$230,000 · Nara Bank
Oct 7, 1997
—
George Nakatsu
Nakatsu,g
Quit Claim Deed
related
—
—
—
Choonkoo Lee
—
Deed Of Trust
related
$305,000 · Wells Fargo Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 16135 Western Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
